Buying a home is always a big decision, especially when you’re purchasing in a country with unfamiliar regulations, building standards, and customs. For many international buyers interested in Greek real estate, one common scenario is choosing properties that are offered off-plan or still under construction. This raises lots of questions: How does the construction process work in Greece? Why do so many houses look unfinished? And what should buyers know when considering a home that isn’t yet complete?
To shed light on these topics, a civil engineer walked us through the stages of home construction in the country and the reasons behind some of its most unique characteristics.
From the Ground Up: How Homes Are Built in Greece
The first step in construction is excavation. This means preparing the land and digging the foundation trenches, which lay the groundwork for everything to come. Then comes what Greeks commonly refer to as the “μπετόν καθαριότητας”, the blinding concrete, which is a thin, clean layer of concrete placed over the ground before the main foundation concrete is poured. This is followed by the reinforced concrete foundations and the concrete skeleton. This is the structural frame of the home: The columns, beams, and floors.
Once the concrete has set, the builders start adding the walls. Brick or block walls are added, dividing the space into rooms and giving the house its recognisable shape. Once the walls are up, the internal infrastructure is installed: plumbing, electrical wiring, heating, and insulation. This is then followed by plasterwork, which is usually applied in three layers. Then follow the roof, windows, doors, and flooring. Finally, interior finishes with tiling, painting, and fixtures so that the house is completed.
While the process may sound familiar to those used to construction in other countries, there are cultural elements that make Greek buildings stand out – literally.
What About The Iron Rods?
One of the most frequently asked questions by foreign buyers is: “Why do some Greek houses have metal rods sticking out of the roof?”
These steel bars, often visible in unfinished buildings, are called anamonés (provisions). Contrary to popular belief, they are not a sign of tax evasion. Instead, they reflect a deeply rooted tradition: leaving the structure open for potential future expansion. In many Greek families, it was common to plan for a second or third floor to be added when a child grew up and needed their own space. By leaving the structural “skeleton” open, it was easier –and cheaper– to continue building later.
Half-Finished Homes and Tax Implications
A common myth that needs debunking is the following: “People intentionally leave their homes unfinished to avoid paying taxes”. While it is true that an incomplete building is taxed at a lower rate, for example, it incurs less ENFIA (property tax) and reduced municipal charges, the main reason many homes remain in this state is financial. Simply put, the owners may not yet have the funds to finish the work.
An unfinished home indeed has a lower taxable value and fewer associated costs, but it also has a lower market value. It’s not a trick to pay less, but a reflection of economic constraints and long-term planning.
Why It Matters to Understand Construction
For companies like Elxis – At Home in Greece, which work closely with international buyers, knowing the construction process is about more than technical knowledge; it is about building trust. Buyers who ask questions like: “What insulation is used?” or “Is this wall load-bearing?” deserve informed answers, even if the home is still a blueprint on a table.
When sales teams understand the basic stages of construction, from excavation to finishing touches, they can reassure buyers, reduce uncertainty, and create a more transparent relationship.
Building Homes, Building Confidence
Buying a property abroad comes with big expectations and bigger questions. In Greece, where construction methods and cultural norms can differ greatly from those in other countries, having the right guidance is essential.
Understanding how homes are built, why some remain half-finished, and what certain building features mean isn’t just useful for contractors; it’s equally important for agents, legal advisors, and buyers themselves.
At the end of the day, a home is more than walls and a roof. It’s a place for dreams, memories, and future plans. And when you understand its foundations, literally and figuratively, you can move forward with confidence.
